I am helping my mother sell her house in West Croydon. Will the solicitor order the energy assessment or should I organise this?
Following the abolition of Home Information Packs, energy assessments became a compulsory part of moving property. An energy performance certificate needs to be to hand prior to the property being put on the market. It is not a task that law firms normally organise. Where you are using a West Croydon conveyancing solicitor they might be willing to arrange EPC’s given their contacts with reputable local providers
When it comes to mortgage companies such as Aldermore, do West Croydon conveyancers incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
About to purchase apartment in West Croydon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the West Croydon lawyer is on the UBS conveyancing panel.
My colleague advised me that if I am purchasing in West Croydon I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard West Croydon conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about West Croydon around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, West Croydon Education with maps and statistics, Local Amenities and other useful data concerning West Croydon.
It has been five months since my purchase conveyancing in West Croydon concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in West Croydon differ for new build properties?
Most buyers of new build premises in West Croydon approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in West Croydon typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Croydon or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. West Croydon is where the house is located. Can you shed any light on this issue?
Flying freeholds in West Croydon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Croydon you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Croydon may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My financial adviser has recommended their solicitor for my conveyancing in West Croydon - Surely it’s easier to just instruct them?
It is not always the case and you are free to use whichever lawyer of your choosing for your West Croydon home move. A property lawyer suggested by a 3rd party adviser may not always be the best property lawyer, they may put forward their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.